What a Cutler Bay house pays
Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.
Sent only to free public map services to find who serves it. Not stored unless you save your house.
Starts at $241,487 of value before exemptions. Typical use.
- Property tax$3,563
1.782% of $241,487, less $25,000 homestead exemption and less $26,411 additional homestead exemption
- Flat charges on the tax bill$90
Town of Cutler Bay stormwater utility fee (1 ERU) $90
- Electricity$1,775
1104 kWh a month $1,775
- Water and sewer$798
7 units (CCF) a month on Miami-Dade Water and Sewer Department: water $23, sewer $44 a month
- Trash$702
County garbage cart (full service: garbage, trash, recycling and Trash and Recycling Centers), $59 a month
- Home insurance$5,975
Typical premium $5,975
A typical Cutler Bay house pays about $12,900 a year: $3,650 property tax and charges, $800 water and sewer, $700 trash, $1,780 electricity, $5,980 home insurance. Estimated from public rates, not anyone's actual bill.
Rates checked Oct 22, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.
Ways to pay less
Nothing here applies to every house automatically. These are worth checking:
Seniors 65+ with income up to $38,686: senior exemptionExtra exemption
The Senior Exemption is an additional benefit for homestead owners: at least one owner must be 65 by January 1, and total household adjusted gross income in the previous year, 2025, cannot exceed $38,686. Senior exemption benefits are a local option: county and city governments (not the School Board) choose whether to grant them.
How: Apply online with the Miami-Dade Property Appraiser, or on form DR-501 (Age 65 and Older with Limited Income) with the household income statement DR-501SC.
$5,000 exemptions for widowed, blind and disabled owners and disabled veterans$5,000 off taxable value
Miami-Dade lists $5,000 exemptions for an un-remarried widow or widower, for blind owners, for owners totally and permanently disabled as of January 1, and for veterans with a service-connected disability rated at 10% or more; service-connected totally and permanently disabled veterans have a separate exemption.
How: See the Miami-Dade Property Appraiser's list of available exemptions and application requirements.
Pay your tax bill in November for 4% off4% off the bill
Florida law gives a 4% discount for payment in November, 3% in December, 2% in January and 1% in February; there is no discount in March.
How: Pay your property tax bill in November.
Two free bulky trash pickups a year
Each Cutler Bay household is allowed two large trash pickups free of charge per year from Miami-Dade County Solid Waste Management; bulky waste is not allowed on the swale before you have a pickup confirmation.
How: Schedule with the County by calling 3-1-1 or on the 3-1-1 website.
Money dates
- Nov 1in 9 daysProperty taxes are due November 1; paying in November takes 4% off (3% in December, 2% in January, 1% in February).
- Mar 1Deadline to file for the homestead exemption with the Miami-Dade Property Appraiser; timely exemption applications are accepted through March 1.
- Apr 1Unpaid property taxes become delinquent on April 1, or 60 days after the original tax notice is mailed if that is later.
- Sep 20Late exemption applications can be filed from March 2 until the deadline on your August notice, which is on or before September 20.
Who serves this house
- Water
- Miami-Dade Water and Sewer Department
- Miami-Dade Water and Sewer Department residential water rates, 2026-27, effective Oct. 1, 2026: $5.36 a month for a 5/8" meter, which includes 2,244 gallons (3 ccf), then $4.3455 per ccf from 4 to 17 ccf and $10.5112 per ccf for 18 ccf and over (one ccf equals 748 gallons).
- Property tax
- 1.78% of value
- 2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 3600 (Cutler Bay)
- Garbage
- Miami-Dade County Department of Solid Waste Management
- Garbage twice a week and recycling every other week
- Water and sewer
- Miami-Dade Water and Sewer Department (WASD)
- Residential water and wastewater rates for 2026-27, effective Oct. 1, 2026
- Stormwater
- Town of Cutler Bay
- Stormwater utility fee of $90 a year per ERU ($7.50 a month), billed on the property tax bill; single-family homes are one ERU
- Electricity
- Florida Power & Light (FPL)
- Residential Service (RS-1): $10.52 base charge a month plus per-kWh charges (October 2026)
- Gas
- Utility gas
- 609 of 10,089 owner-occupied homes in Cutler Bay heat with utility gas; 8,726 heat with electricity (Census ACS 2020-2024)
- Schools
- Miami-Dade County School Board
- School millages for 2026: 5.4990 operating, 1.0000 voted and 0.1240 debt service
Your water
- PFAS
- 2025 Main System results: PFOS 33 ppt (range 7-33) and PFOA 13 ppt (range 3-13); the federal MCL column shows 4 ppt for each.
- Fluoride
- The Alexander Orr, Jr., John E. Preston and Hialeah plants stopped adding fluoride on June 6, 2025.
Other FL cities
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How these numbers are made
- Property tax: 17.8225 mills in total for Miami-Dade millage code 3600 (Cutler Bay), 2026 adopted rates: Town of Cutler Bay 2.8332; School Board 5.4990 operating, 1.0000 voted operating and 0.1240 debt; South Florida Water Management District 0.0948, Everglades Construction Project 0.0327 and Okeechobee Basin 0.1026; Florida Inland Navigation District 0.0270; Miami-Dade County 4.5740 plus 0.3937 debt; Fire & Rescue District 2.3965; Library 0.2812; The Children's Trust 0.4638. Cutler Bay has a single millage code.
- The starting value is the Property Appraiser's July 2026 preliminary median assessed value of Cutler Bay homestead residential property ($241,487). That figure covers all homestead residential parcels (houses, townhouses and condominiums alike), because the Property Appraiser does not publish a single-family-only median; it reflects the Save Our Homes cap (the median just value is $456,722). Homestead exemptions are the standard $25,000 plus the additional exemption (up to $26,411, non-school).
- Flat charges on the tax bill: the county Residential Solid Waste Collection Fee ($702 a year for full service) is shown as trash, not added again; the Town stormwater utility fee is $7.50 per ERU a month ($90 a year, one ERU per single-family home), billed on the tax bill since FY 2024-25 and maintained in the FY 2026-27 budget. Homes in an HOA may have a different garbage provider. County special taxing districts (street lighting, security guard) that cover some subdivisions are not included.
- Water: Miami-Dade WASD residential rates effective October 1, 2026 for a 5/8-inch meter ($5.36 including the first 3 ccf, $4.3455 per ccf from 4 to 17 ccf, $10.5112 per ccf from 18 ccf). The SFWMD water restriction surcharge above 18 ccf is not included. Typical use: 5,236 gallons a month (7.0 ccf), the residential usage WASD uses in its bill comparison. Sewer: WASD residential wastewater rates effective October 1, 2026 ($9.13 including the first 3 ccf, then $8.6573 per ccf), billed on all water use. Some older homes may be on septic; we found no published share, and homes on septic pay no sewer bill.
- Electricity: FPL rate RS-1 effective October 2026, $10.52 a month plus 12.258¢ per kWh up to 1,000 kWh and 14.258¢ above (energy, conservation, capacity, environmental, storm protection and fuel charges less the transition credit). Typical use, 1,104 kWh a month, is EIA's 2024 Florida residential average. Cutler Bay levies a municipal utility (public service) tax on electricity, water and gas (Ordinance 06-04), and FPL collects a franchise fee for the Town, but we could not find a published rate for either (Cutler Bay is not listed in the Florida Department of Revenue's public service tax database), so neither is included; if the utility tax is the 10% statutory maximum, electricity would be about 10% higher. Gas is not modeled: about 6% of owner-occupied homes heat with utility gas.
- Insurance: Florida OIR's Miami-Dade County average homeowners premium with wind coverage ($5,975, data as of March 31, 2026); flood insurance is a separate policy and is not included.
- Nothing here is legal, tax or insurance advice.
How Cutler Bay compares
A typical Cutler Bay house against the 53 Florida cities we cover, using the same default numbers as the total above.
| Per year | Cutler Bay | Median | Where it falls |
|---|---|---|---|
| Property tax rate | 1.78% | 1.78% | lower than 27 of the other 52 Florida cities we cover |
| Water | $273 | $515 | lower than 50 of the other 52 Florida cities we cover |
| Sewer and utility-bill fees | $525 | $901 | lower than 48 of the other 51 Florida cities we cover |
| Trash | $702 | $364 | higher than 49 of the other 51 Florida cities we cover |
| Electricity and gas | $1,775 | $1,953 | lower than 39 of the other 52 Florida cities we cover |
| Home insurance | $5,975 | $3,733 | higher than 32 of the other 51 Florida cities we cover |
| Total | $12,903 | $12,935 | lower than 27 of the other 52 Florida cities we cover |
Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.
Questions to ask your candidates
Each one starts from a number above. Any candidate can answer them.
1. Water
The fact: Water here costs about $273 a year at typical use, lower than 50 of the other 52 Florida cities we cover.
Ask: "Water here costs about $273 a year at typical use, lower than 50 of the other 52 Florida cities we cover. What drives that cost, and would you change anything?"
2. Sewer and utility-bill fees
The fact: Sewer and flat utility-bill charges here come to about $525 a year, lower than 48 of the other 51 Florida cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.
Ask: "Sewer and flat utility-bill charges here cost about $525 a year, lower than 48 of the other 51 Florida cities we cover. What drives that cost, and would you change anything?"
3. Trash
The fact: Trash pickup here costs about $702 a year for the standard cart, higher than 49 of the other 51 Florida cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.
Ask: "Trash pickup here costs about $702 a year for the standard cart, higher than 49 of the other 51 Florida cities we cover. What drives that cost, and would you change anything about the service or the price?"
4. Electricity and gas
The fact: Electricity and gas for a typical house here cost about $1,775 a year, lower than 39 of the other 52 Florida cities we cover. Rates are set mostly by the utility and the state.
Ask: "Electricity and gas here cost about $1,775 a year for a typical house, lower than 39 of the other 52 Florida cities we cover. Which parts of that can the city influence, and what would you do about them?"
Common questions about Cutler Bay house costs
What is the property tax rate in Cutler Bay?
About 1.78% of the value before exemptions a year (2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 3600 (Cutler Bay)), plus flat charges on the same bill (Town of Cutler Bay stormwater utility fee (1 ERU) $90).
How much is property tax on a $500,000 house in Cutler Bay?
About $8,260 a year on $500,000 of the value before exemptions with the homestead exemption, including $90 of flat charges.
How much is the water bill in Cutler Bay?
About $67 a month for water and sewer at typical use (7 units, or 5,236 gallons a month) on Miami-Dade Water and Sewer Department.
How much does trash pickup cost in Cutler Bay?
$59 a month for a house.
When is property tax due in Cutler Bay?
Nov 1: Property taxes are due November 1; paying in November takes 4% off (3% in December, 2% in January, 1% in February). Apr 1: Unpaid property taxes become delinquent on April 1, or 60 days after the original tax notice is mailed if that is later.
Can seniors lower their property tax or bills in Cutler Bay?
Yes. Seniors 65+ with income up to $38,686: senior exemption: The Senior Exemption is an additional benefit for homestead owners: at least one owner must be 65 by January 1, and total household adjusted gross income in the previous year, 2025, cannot exceed $38,686. Senior exemption benefits are a local option: county and city governments (not the School Board) choose whether to grant them.
How much does a house in Cutler Bay cost to run each year?
A typical Cutler Bay house pays about $12,900 a year: $3,650 property tax and charges, $800 water and sewer, $700 trash, $1,780 electricity, $5,980 home insurance. Estimated from public rates, not anyone's actual bill.